2 Friary Place, Kingswood, Hull, HU7 3PL

UPRN:10094920172Detached House4 bedsBuilt 2025

FreeholdCouncil Tax: Band DEPC: B (91)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

2 Friary Place, Kingswood, Hull, HU7 3PL

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£232,000

£186k - £279kLow

Estimate

£232k

Range

£186k – £279k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.14%

Verdict

Derived from HomePortfolio scores

2 Friary Place earns an INVESTIGATE rating with HP Score 66/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (71/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

71/ 100

High

Transit & Bike

Transit 16Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps +0.0%, £/sqft -0.1%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.6%· as of 21 Oct 2026
Rental economics1.1/40
gross yield 5.1%; range width penalty ×0.95
- valuation_snapshotsrent estimate 1200/mo (range 1100-1250)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -429/mo, -36% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 148 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity9.2/15
481 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£210,000£322,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£114/mo
Cash on cash: -1.5%
Score at this price: 10

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.6%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1250)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1100-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 148 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£232,000

Rent Estimate (pcm)£1,200

Gross Yield5.14%

1y Growth-15.6%

3y Growth-0.4%

5y Growth+0.3%

10y Growth+2.4%

Last Sold Price£275,000 (2023-10-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU7 3PL

Approval Rate

-12mo

Development

low

26/00719/FULL
Retrospective application Garage conversion to habitable space 4.9m (length) x 2.5m (width) x 1.327m (max height) X4 roof windows
Pending
26/00693/CONDET
Discharge of condition 16 of approval ref. 24/00824/FULL - Erection of Starbucks drive thru/restaurant and associated external works.
Conditions
26/00646/CONDET
Discharge of conditions for 24/01075/FULL - Residential Development for 48 no. dormer bungalows and bungalows with parking and infrastructure. - conditions 7, 8, 9, 10, 11, 17, 18, 20, 21, 26, 28, 29, 31
Conditions

View Planning Timeline